It is likely the number one reason for reviews that are not 5 stars.  

If you kept the property, and accumulated the CF/yr, it would take you 25 years to get that same equity that's sitting, frozen in your property.Also, if you cashed out and used that same equity as a DP on different RE, at 20% DP, that equity would buy you $2M in PV, not just $700k,...and, I'd be willing to bet, you could find new RE that would have a yearly CF well over $20k/year.On top of that (remembering my initial statement above), any appreciation applied would be applied to $2M, not just $700k. 

Would have to review documents about "waste" question.

Real estate for the last four years was betting on red or black but the ball was fixed to win as it was nearly impossible to lose.

Here is a solid example you can adapt for a joint venture (there are differences, beyond just nomenclature, for a partnership and a joint venture): https://templatelab.com/joint-venture-agreement/Again, I would caution use of this document without a professional to review it.

The problem is that most sellers aren't comfortable reviewing purchase and sale agreements.

I reviewed the SB9 legislation, and it states that properties occupied by a tenant in the last 3 years are excluded from SB9 but only if the project includes demolition or altering more than 25% of the exterior structural wall.

I am betting your gonna find a lot more friendly amicable persons than shut doors. 

Rentredi seems to do it all but the reviews for it say there are a lot of bugs and a lot of hidden fees.

I work a lot with investors outside of the US from a tax perspective but from a mortgage perspective, as mentioned above hard money or DSCR is probably your best bet.